Thinking of selling your property in India?
Whether it’s a flat, an independent house, a villa, or a plot — selling real estate isn’t just about quoting a price and finding a buyer.
There’s paperwork involved, and missing even one document can delay or derail the entire transaction.
So let’s get into it:
Here’s the complete legal checklist of documents you’ll need to sell a property in India, along with pro tips to ensure the process is smooth, transparent, and 100% legal.
📌 1. Sale Deed (Title Deed)
This is the most crucial document — it proves your legal ownership of the property.
📝 Make sure:
- The sale deed is registered in your name.
- You have the original document (not just a copy).
- There are no errors in name, survey number, or boundaries.
Without a valid title deed, you cannot sell the property.
🏷️ 2. Latest Encumbrance Certificate (EC)
The EC shows that the property is free from any legal dues, mortgages, or claims.
🔍 Get the EC for the last 13 to 30 years from the local Sub-Registrar’s Office.
Make sure it reflects:
- All past transactions
- No active loans
- No encumbrances registered
✅ A clear EC builds buyer confidence and is often mandatory for registration.
🧾 3. Property Tax Receipts
Before selling, ensure all property taxes are paid till date.
Provide:
- Latest property tax payment receipts
- Online printout from local municipal authority (BBMP, MCD, GHMC, etc.)
Buyers won’t proceed if your taxes are pending — it’s a red flag.
📑 4. Khata / Patta / Mutation Records
This depends on your state:
- In Karnataka – Khata Certificate & Khata Extract
- In Tamil Nadu – Patta & Chitta
- In Telangana – Pattadar Passbook
- In Maharashtra – 7/12 Extract
- In Delhi – Mutation certificate
- In Andhra Pradesh – Adangal & 1B records
These documents prove:
- Who owns the property (Khatedar/Pattadar)
- That property records are updated in revenue records
- That the mutation (ownership transfer) has been done
💡 This is essential for urban and rural land, flats, and houses.
📷 5. Building Approval & Completion Certificate (For Flats or Houses)
If you’re selling a flat or house:
- Check if the building was approved by the local development authority
- Get a Completion Certificate (CC) from the builder
- If available, get the Occupancy Certificate (OC)
OC proves the building is fit for occupancy and complies with legal norms.
📄 6. Possession Certificate (Optional but Useful)
If the property was bought from a builder or government agency:
- Get a Possession Certificate — this records the date you took possession
- Some buyers ask for this for capital gains or legal clarity
🛑 7. No Objection Certificate (NOC) from Housing Society or Developer
For gated communities or apartments:
- Obtain an NOC from the society or builder
- It should state there are no dues pending, and they have no objection to the sale
You’ll also need:
- Society’s share certificate (if applicable)
- Proof of maintenance payment clearance
🏢 Some societies won’t allow the sale to proceed unless this is provided.
🧾 8. Electricity, Water, and Gas Bill Clearance
Buyers will expect:
- Copies of latest electricity bills
- Water bill receipts
- Piped gas bills (if applicable)
Also, ensure these utilities are registered in your name, and there are no arrears.
🏦 9. Bank NOC and Loan Closure Letter (If You Took a Loan)
If you had taken a home loan:
- Get a Loan Closure Certificate
- A No Dues Certificate (NDC) from the bank
- A Release Deed confirming the removal of bank charge (registered)
🏦 The buyer’s bank may also insist on seeing this before disbursing funds.
👥 10. Identity and Address Proof
You’ll need valid documents for verification and registration.
Carry:
- Aadhaar Card
- PAN Card (mandatory for sale deed registration)
- Any address proof (voter ID, driving license, passport)
- Passport-size photos
💡 PAN is especially important for TDS deduction (if sale exceeds ₹50 lakh).
📃 11. Power of Attorney (If Applicable)
If you’re selling on behalf of someone else:
- Carry a registered Power of Attorney (POA)
- The POA must clearly mention the right to sell
Also include:
- ID proofs of both parties
- Original POA document during registration
Note: General POA (unregistered) is not accepted for registration.
🧾 12. Sale Agreement (Before Final Sale)
Once a buyer is found:
- Sign a legally vetted Sale Agreement
- It should include price, advance, timelines, and legal obligations
- This is often registered, though not mandatory in every state
🖋️ Always consult a property lawyer to draft or review this document.
🏛️ 13. Registered Sale Deed (At Final Stage)
On the day of sale, the Sale Deed is executed and registered.
You’ll need:
- Stamp duty and registration charges (usually paid by buyer)
- All ID documents and original title papers
- Photos, thumbprints, and biometric verification at the Sub-Registrar Office
Once registered, the property legally passes to the buyer.
⚠️ Other Situational Documents
Depending on your case:
- Court order / Probate / Succession certificate – if inherited
- Gift Deed / Partition Deed – if acquired through family settlement
- Conversion Certificate – for converted agricultural land
- Development Agreement – if selling part of a joint venture land
🧾 Complete Checklist – Documents to Sell Property in India
Here’s a summary:
🔲 Title deed (registered)
🔲 EC (13–30 years)
🔲 Property tax receipts
🔲 Khata/Patta/Mutation records
🔲 OC, CC, layout approvals
🔲 Housing society NOC
🔲 Utility bill receipts
🔲 PAN + Aadhaar + photos
🔲 Loan closure certificate (if loan taken)
🔲 Power of attorney (if applicable)
🔲 Sale agreement
🔲 Registered sale deed
📩 Call to Action
Selling your property is not just a financial decision — it’s a legal transaction that requires precision.
At RJ Property Law, we offer:
- End-to-end legal support for sellers
- Title verification & legal scrutiny
- Drafting of sale agreement and deed
- POA verification and mutation guidance
- Smooth coordination with Sub-Registrar and buyer’s lawyer
Don’t let documentation delays kill your deal.
Let us guide you legally, professionally, and smoothly.
📧 Email: ranjinijayaram@rjpropertylaw.com
📞 Phone: +91 80884 17193
🌐 Website: www.rjpropertylaw.com